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Home My WebLink AboutPC Packet 2022-04-21 nm�n TOWN OF ITHACA DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607.273.1747 www.town.ithaca.n Us _......................................................................... TOWN OF ITHACA PLANNING COMMITTEE THURSDAY, APRIL 21, 2022 at 4:00 P.M. PLEASE NOTE: Due to COVID-19 and the NYS Legislation allowing continuation of virtual meetings (Chapter 56 of the Laws of 2022 signed by Governor Hochul on 4/9/22), the Town of Ithaca Planning Committee meeting will be held via the Zoom audio/visual application with no in- person attendance permitted. Members of the public may call in on a cell phone or landline at(929) 436-2866 and enter the Meeting ID: 675 059 3272. Or join the meeting by computer on Zoom at ad las://ass()6wel�, oomn,us/q/F75 05_232.72 AGENDA 1. Persons to be heard. 2. Committee announcements and concerns. 3. Consider approval of March meeting minutes. 4. Continue discussion of the draft Inlet Valley Overlay Zone proposal. 5. Discuss proposed modifications to the Limited Historic Commercial Zone. 6. Review updated Town Pedestrian Facilities Map 7. Staff updates and reports. 8. Discuss next meeting date and upcoming agenda items. A quorum of the Ithaca Town Board may be present,however, no official Board business will be conducted. Town of Ithaca Planning Committee Thursday, March 17th, 2022 (4:01 PM via Zoom) Draft Minutes Committee members: Rich DePaolo, Chair; Rod Howe, Margaret Johnson Board/Staff members: Director of Planning, Susan Ritter; Director of Code Enforcement, Marty Moseley; Planner, Dan Tasman; Sustainability Planner, Nick Goldsmith; Planning Admin. Asst., Abby Homer Guests: Bruce Brittain, Doug Brittain, and Alexa Schmitz. 1. Persons to be heard: Doug Brittain noted the emails provided earlier to the committee with comments related to the CCA agenda topic and related to the proposed demotion of a Cornell University owned barn. In summary, Doug and Bruce Brittain recommended the town incentivize and focus more on carbon reducing measures (subsidizing heat pumps for residents, alternate transportation modes, etc.) rather than electrification and regulatory approaches. They suggested more efficient allocation of resources by employing solar and wind in locations where they are most abundant(i.e. AZ), and emphasized the importance of having energy storage and retrieval systems. Bruce expressed concern for the Cornell barn at the Equine Research Facility on Bluegrass Lane. He indicated the barn's historical significance, how it appeared to be structurally sound, and that its continued use was not standing in the way of the new barn complex to be located further down Bluegrass Ln. Rich thanked the Brittain's for their comments, confirmed that they are not opposed to the CCA law, but are instead encouraging a broader look at reducing energy consumption and greenhouse gas emissions. Sue encouraged the comments related to the Cornell barn be sent to the University Planner, Leslie Schill. 2. Committee announcements and concerns: None. 3. Consider approval of January meeting minutes: Rich moved; Rod seconded. February 24th, 2022, Minutes were approved as presented. 4. Discuss zoning change request for 1296/1298 Trumansburg Road (Hayts Chapel and Schoolhouse) from Medium Density Residential to Limited Historic Commercial Zone (LHC) and explore potential modifications to allowed uses in LHC. Alexa Schmitz, owner of the historic property, Hayts Chapel and Schoolhouse, on Trumansburg Road, submitted a letter requesting a zoning change of the property from Medium Density Residential to Limited Historic Commercial Zone. The request also requires special permit from the Planning Board. The letter described the current use of the buildings with both being rented out, the Chapel on a short-term basis and the Schoolhouse long-term. She indicated that the rental income provides the financial means for being able to restore and preserve the buildings. Interior diagrams of the structures were attached along with a survey of the property. The committee noted that the LHC Zone had not been applied since its adoption and that the Hayts Chapel and Schoolhouse were in mind when the law was established in 2011. There was no opposition 1 from the committee for the proposed zoning change, however the LHCZ language, as written, does not explicitly allow for short term lodging. So even if the Town Board authorized the zoning change this specific use would not be allowed. Staff pointed to a provision in the LHCZ that any other lawful use, not otherwise specifically referred to, that the Planning Board finds is substantially similar to any of the permitted uses listed, may still be considered. Bed-and-breakfast listed as a principal use was suggested as a potential similar use for the Planning Board's consideration. Incorporating language from the Short-term Rental Law was referenced as a possibility. A proposed process and sequence of Town Board and Planning Board actions related to the request was discussed. It was also noted that if granted, and the historical nature of the building and approved use were to cease, the special permit would no longer be valid and zoning would revert back to the original designation. The question of tax implementations were raised, and it was unknown if the zoning change would affect the assessed/taxable value. Rod moved a recommendation to the Town Board to consider approving the re-zoning change proposal for Hayts Chapel and Schoolhouse on 1296-1298 Trumansburg Road from MDR to LHC; Margaret seconded, all approved. 5. Discuss draft Community Choice Aggregation (CCA)Local Law proposal: Nick and Rod reported that a meeting with CCA consultant, Paul Fenn, was held to prepare for an upcoming meeting with the other municipal parties involved. The meeting included addressing some of the outstanding questions and issues raised by Nick, Rod and the Planning Committee in previous discussions. The slides and meeting information will be shared with the group as well. Reference to the additional steps required to be approved by the Public Service Commission after the adoption of the law to establish the CCA was noted as being needed in the draft law. Also discussed was the need to include more simplified language and clarifications regarding the Town's commitment, obligations, and equity share elements before the Attorney for the Town reviews and makes her recommendations. The full draft, with attorney recommendations, will come back to the committee before formal recommendation to the Town Board. It was noted that the proposed draft law was made using a NYSERDA template. Margaret requested this template model be distributed to the committee as a side-by-side comparison. She also noted action needs to be taken to meet the greenhouse gas reduction goals identified by the Town. 6. Continue discussion of the Inlet Valley Overlay Zone proposal: Planner Dan Tasman prepared examples and research on remaining items in the Inlet Valley Overlay use table from the previous meeting and presented a revised draft of the full overlay district regulations. It was noted that most of the conditional language was pulled from the New Neighborhood Code. It was also noted that the uses should be in line with the Comprehensive Plan, so care is being taken ahead identify any discrepancies. D. Lodging principal uses 2) Hotel/Motel, 60 room maximum was tentatively added 3) Campground, Campground: type, intensity, related site planning/lot size requirements were all discussed. More research will need to be done to compare; this is intended as a possibility for overflow camping from the nearby State Parks. No RV's and limiting the density per acre. 2 J. Accessory uses and single purpose structures 7) Outdoor entertainment& 8) Retreat/event venue: The decibel limit of less then 70 dB(A) should be removed in the sound conditions, reference any amplified noise needing a noise permit per the noise ordinance. Allow as permitted use in X-C, NC&LI zones. Time precluded detailed discussions of the remaining items: Inlet Valley "character" definitions from Comprehensive Plan need to be reviewed; Maximum size of industrial uses/buildings; Adaptive reuse of"historic"buildings for commercial uses previously agreed to by the Committee needs re-consideration, or at least clear criteria; Farm stand: size limits- noted definition and language should be consistent in Zoning/Ag Law; Outdoor education/adventure: related requirements. 7. Staff updates and reports: Sue reported briefly that the South Hill TND regulating plan is 90% complete as reported to her by the consultant. RaNic Golf Club indicated they are ready to come back to the Planning Committee for consideration of rezoning to PDZ. Rod noted that the City/Town draft Landmark Preservation Law will be back to the Planning Committee in the future 8. Next meeting date and upcoming agenda items: next meeting April 21, 2022. Topics: Draft Inlet Valley Zoning Overlay,possibly RaNic proposal, Limited Historic Commercial Zone modifications if needed. The Planning Committee meeting concluded at 6:10 pm. 3 ARTICLE XVIIIA Limited Historic Commercial Zonesoveiijay § 270-142.2. Purpose.- The purpose of the Limited Historic Commercial oveijlay ZG o-promotes the preservation, protection, and enhancement of significant historic -( ^� � stiwc q,�!i,es and sites,in the Town of Ithaca by vuDg, i2lin llrrDgE� ,U„w iih�iillii io.11"allllowed uses vu siLe.jjgl )D pig [sail I2giZ ding s gDd ;;mites of..sig)iificanL lhiistoijci ll...ihiteire st Lhan what the undei llT ng Zone wou�d norirmflly to ]!�b2 allewing � —ide range of reuse and eptiens I,— ef the purposes of the Limited Historic Commercial Zene is to facilitate presep,�atien and protection of histerically uiva<v such preservation and —+ect4o-n- pleseirvatJoin errorts,financially feasible. § 270-142.3. " rairllaT..da,iiyo.�do and eveFsr grei now ll. A,... The I .HT oveillaT n p la., VZ I2gii119 sW2!M2;129sad on an undeijlying Ilia�T ZiaDiin@ dii stiri,c 1. II he c vurrull,-jinatJoin....or Lhe K oruL:.laT�uI , iasa zone creates a..!vinl Zyiuiny f.usduict, Mth IIa haira.rtairislic�s � u�...i id�dio.. , of both the vijyii r.��.l.Zone and the oven IaT. jIli s ai-fide of the Zoning Cgdg ider ifiie s reggiu eiments l.l.. p p��...T� ( � s , gad aii uu�r au. ilivu� des vu !I.p�,�u au. gD jbv,�...in Lhe base Zone. A[b,.The Town Board may rezone areas Wap pI y the Limited Historic Commercial oveiirl y upon application for a specific proposal, filly uu y, in aGGGFdaRr®,^,i+h the rezoning procedures in Article XXII, Procedures for Creation of New Zones. Such rezoning shall lie in the sele discretion of the Tewn Board, as a legislative bedy. Ne owner ef4a-R4 G-r-ether peFSeR haViRg an interest in land shall be entitled as a matter -4 r;-k++- k--+k- I—A , [<- This is redundant. These statements also aren't in other zones.] Such rezoning will be considered only for: (1) Buildings or structures that are listed on the New York State and/or National Registers of Historic Places; or (2) Buildings or structures that have been determined to be eligible for listing on said Registers of Historic Places; or (3) Buildings or structures that have been identified as potentially significant in the Town of Ithaca Historic Resources Survey (Final Report for the Intensive Level Survey, September 2005, as it may be revised or updated from time to time). makes the fnllowinn findings regarding the annllr-+inn• rr�--rc9�rarr��rrm � (1) The buildings or 5tF6IGt6IFeS meet one or mere of the criteria in Subsection A above, and (2) The application sep,�es to implement the legislative intent and purposes set forth iR this article. [This is redundant with (A) above.] C. Afteii, the oven IIay is apipi ie .,. it `uLays..QRGe FeZGRed, the Limited Historic Commercial ZGRe designation shall . fermi in effect as long as the buildings or structures for which the historic designation was given remain on the site in reasonably good condition so as to preserve exterior architectural features (including but not limited to exterior walls, roofs, windows, eaves, door surrounds, foundations and exterior chimneys), and in addition their exteriors are maintained in a manner that preserves their historic integrity. If, fv. owiny � pg j� ic lheai,jiny, the Town Board after a public hearing determines that the buildings or structures are not in reasonably good condition or the exteriors are not being maintained in a manner that preserves their historic integrity, then the Town Board wfllll take the appropriate procedures to remove the ovei,jay,nr^n®r+„from the I imited Historic Qmmerc;al 79Re CornrnercW 7-ne, ,inless in the interim there has been a general rezoning ef the area surrounding i-kn r+,, in which event the Town Beard shall rezone the nre-erty to the sarne zening 1-kn- in effect along a -f+kn rsrmieter of+he nronerty �r D. II the oveiijay ils autoInaLii aHy a urr oved itr. #-the historic buildings or structures are demolished, or if the historic buildings or structures are destroyed in whole or part by any means so that the destruction exceeds 50%of the assessed values of the buildings or structures in effect immediately r,rinr+olbef a the destruction, oil the �f-rr+1,- nr Wert„ �I,�II � +„ram i III„ r®„®r++mac the ;nter;m there has been a general rezoning of the area surrounding the property, in which event the zoning s_h-a4 -revert to the Zoning as then in effe,+ ql-pn q i-ri+ -f+k- perimeter elf the G. If at the t;—e of creation of a Limited rir _mom cialiggiI n® the historic buildings or structures in the zone ��ose III ALl 1"Il a'; f II GIIC V C71" 11 bll 1111 ICJ 4" +CIIY. III cP7 bll 11 b Q'. .are 1;sted, or areeeligible for listing n.. +he N®ni York State and/er National Registers of Historic Places, and they subsequently are Re longer listed er lose their 4g.11y for hst;Pg-,4-he zening fer the property shall auternatically revert to the ZGR;Rg designation .. . -r;er t9the creation ef the Limited Wister;c QmmerG;aI _7GRe, unless in the ;RteRm there has be--.- g-eneral rezoning of the area surrounding fkn H in 1-;ch event the zening shall revert te the sarne zoning a& then in effect along a m,-inri+y of the perimeter of the property. G-r-the -9R;Rg for the preperty autGrRatically reverts as provided in SubseGtiqRs 1) or E above, then ff,any existing use that was estatflished had been permi++ed pursuant to this section but � not alHowed ills the Vbase zone inu�usend �nriirll]n one �gr..gf than one year frem the date of the reZGRiRg G-F FeV.on. Such ReRCePJGr-r�I I1 use may be extended upon application within the one-year period for a special approval for such extension from the Board of Appeals. Such approval shall not be granted unless the applicant establishes and the Board of Appeals finds that, notwithstanding the one-year period for amortizing the nonconforming use, termination of the nonconforming use would cause serious financial harm to the property owner not balanced orjustified by the advantage to the public accruing from the cessation of such use. In making this determination the Board shall consider, among other factors (including the factors set forth elsewhere in this chapter relating to the issuance of special permits or approvals), the nature of the nonconforming use;the cost of converting to a conforming use; the amount of the applicant's investment in improvements erected on the property that existed on the date of the zoning change or reversion;the condition of such improvements; the detriment caused by the nonconforming use;the character of the neighborhood; the depreciation of buildings and other fixed capital improvements taken for income tax purposes; the detriment to the property owner caused by the cessation of the use; and whether an additional reasonable amount of time is needed by the owner to amortize any substantial and unrecovered costs associated with the nonconforming use. In making its determination the Board shall disregard, as irrelevant, any costs incurred after the gygjgy dgg,g ig ion or rn„erci n Ir irnowfl for purchase of a nonconforming building, property or use or costs to repair, maintain, improve or enlarge a nonconforming building, property or use. If the extension is granted, the Board of Appeals shall set a fixed additional period for the extension of time before the nonconforming use must be terminated. § 270-142.4. Permitted principal uses.. :G" u:Iimrilqte'...u,e s, and Ir lla,ted 12 l(ounurnan e standards and pg i�ll reggilu urr ents in the Vb cone, a�. l2pl ..il,n an I 1 K gy2jlgy, !lie uses...in the rglloMn gb �I-e aIlso aHowed,. 11 12l10vlslons consideil each of these ji-inclpgll as if it ,lands abine, even if Lhat ulse is funcjon flly ilnteg[gted Ath otheir defined uses, (E2glnjjg' if,a Ilvujrrate dut) serves food oir dilinks onsiLe, these 2MY22's consider Lhe duHs �Dd [god Z d�jiflk sell Z bar) as sepgEgle eg�b sAg�t to conditions foil thal: use) Use Coinditloins Spg 41 Ilqgrf:ftl Spg��mfl Ijeinimil: re0ew and appp-ovM (II'UDlJog 9�!d) its rub Qgiilcad foil, al"Y 91 tbg�g Llg conversion of,.a non lreviideulial sulfl&ng to a 'esOen6M in C, AG, I II,, guild 1 I, base zones. - Sitg Ilan ii�-eview: "Jte pll�ul;] lgyleW aiDd app[gyg� (Ell�uDlJng 3g�jd) is req :aired rol, any Ijlrop g, j IIvIIITcicM cbg�lgg Lo a ste or Ilnilllding u�ztgjoil 12rgpgd fg, gir yjth any of these uses, �iil:e jjg�i leview �s not needed for (1,) I?gH&ng 2Pall,, II29i"Li"19, 91 U�Qlgt1011 (f) of« phak, as[)estos, viny�, gE gIgojnulin si&ng g, tiiiin Ath wood, coinpositte wood, oir Nbeir ceinent mal:eijals,- oil (13.) 1 a l IdHgping - Size I fpo[g[gg-, Ilf the base zone �flso aIbvvs one of the ulses in this Latfle, ii-nax ill nuirn floor all in Lhe base vcsluu a'gqgi eimentv 9I2l21ies, Otherwise, iniaxiiiiruirn flogir aii�-ea its.II linlited to the g,oss floor tau evil of the 2ufl&ing gj die thine of oveiijay deslig!]gtlioin, Uses Lhat g 12�uDd V2eygod tis ailea (.,!jWgq 1g s, lte 12l�aovvilT �uod gppEgyg!) �ulre noted. - Qff:5lite iinpg�t�' xteil Lies (Dgise, vflsir�lljon, odoir gjg�lg) fEgln noinmM activiLy �nulsl: not be cetectl[)�e pg l: t 11i uv p 1 g�l2g u,Ly lul is e i II I C, AG, Il it , I ir, M i�, Hl ir, a in d I'\A vase zones I I'�Is doesil,ft apply jg ]2l-IIT4l outdooii: �uv!Ml:ies 2egjJ g[JOIDO DlId IleaOng, jjgying g�ltdggE�)� N avdllugu a'ejg!2uj Ilvg'roi-in iance sLandailds foil, the ulse in the Town Code �flsO esldeint4l pjnclipg11 Lj�� ?WeHling g1lit I 'sis use does not need a specmfl pg-ir6t. swqrg�Uzi?23 vqLa!�E&t-fivylg' dlncll2D�I bulk g 2�y ��)gye j wil cl�2� d�YgUllny _q, . A [2 ! i i cQQ&iQg, a„g r1g, bgt1j b1g, g!2 d 2qt uita (ol i b:V q Ii g r,000 @Egs� flooil ailea Lhat ineets the definition or houschold. I'obi4Ne spg�g" in the nterinat�oi'4� Res�denhM Code), This does not ap1jy to bgHdlngs tbgt I DI'e i�m' gI' dQyI't Meet the c rltel'JA in 270-142.3 �3, Use Coindifictins ive-woirk dw6kiliq g�Ik - Airea�� 500" &��A for a noinreslderrL4 use, oin the Princ42ql yi2i1'a V/G`ilh coi mecled pUi"2Q5g Lyffl Ist StOlY, "G/Yltb C1 2!4t)k entrance sepCPI-al:e fill sy2q g g!2 tt?s�grOj!2d&Qt'A2�'an g1lowed lAog gE! us tionresidential use Qccupgjlc.Y: The dwOHIN9 U11it. I4se the i( p1 i ie ol's pr.Y Io air horine, I iine IBusiness '�oul's s &00 N\4 to 8-00 If)kj. Use noni:esideint4l use in a Iliye work u.unil urrrrry g jy I2g gig or the uses bebw • Qgy faire centeii • f�Ieisona�, selw ce • 'I'ofessional, office • 11RetaH use �tgdio oil, qgllgu'Y) 2) IIgdgliig qriii2iilgA uses �l 1112 - Guest loorlI OCCU��I�y us19y Q111Y 1112 9u11 j2 djjHy 91: FacifitY wilb 9a1est 1-09!21s LL QZ!Ll�Wbt Sta�s 141�PQ:Vi!29 g�]geil basis. ggests, An inn has m7ft:g2 ite througbgujt tbe cfu�y - NumbQ! c?f gL 2sl mgm rli2y h22 r fQL 2Y2-y s% 800 of habiita[fle flooil, ailea (grrgjing to tbg i]Leinnal:ioi4l [tesiidentlal Code) in tlh Vcu.uiMiing, Ecsu.uodu d - I 'pis use is Gs o yecj cul y c?uD a Iot O'gt fl'onts a coHecl:or 'ark 2i- i2EU'Q! 2[Olinoir airl:ei-41 load (jgy,lpljns Coa :inty Higbs61gy Cassification), 9fioirt teii-irn leintA - IilovKons in 270-2193 r�Iir�d gpply in See 270 279.7 the II HC oveiijay, jb2�2 12rovKons allso a17I21Y, CQtnolred tg an itin, a short term rei ital w iit nm have n - A jincip ",uHcfino �11�y '��wc 1 S�'Ioil lon"I'l lcnLg mnl[. Qtisile resident hosL �Ut gthgwde it does not liave stgff - A, gli�t ri'my be Used for unhosted shoit Lell I'ent.M QE2'L �Zc9!0 Qs !2��ded tot, M'qlion und Ath no inaxiinuirn tlime iinit fol, occutpgilry, �!Jbjul j to checkoyL caused?22qb1tenqnce and cleqnb2g, auped ll pgjmll: lerjew all appEgygj, 7. CoirnirneirciiA qriiicilgA Uses ft ol:these services to unrelaled children or adults in a J:wotecllve settl!M - QW(j dQuy cate (Zd lv7'caa s�4M Z), re gfl dq,v alre (Zd NY CRR:§'.,l 18, , sc°bggl gge�j ctjffij care (jt7 j7"Y26 st 4Z4)� da,z b:?Olth core (ZQ ""7°CM "(2l-iol odult dQy N at?: �)eirsoiiiA s ry IPoes.nol: iinducje (f) it2pair of ii-nociffica6gin of tangible Providi?29 Q?2 1.?2tgEg�I�,�C pmdu�t a�ervice to tile py�fic o?- pEgd�:I�Ls, oil seii'vices l6al:ed to �?uikjlilg g gjslotner� onsite, -nechaika� tilades, wNess the Ilse zone aHows it. q:irof'esaiasns'ull office tft ( - s anBysOml odrnin ffled tj2c'ilfficL rncdi(:-q1, dg2tq1, gtjd heollh and wellness i2tactices not involving gLV e2YLuiCipgl 2), (2th�!"qgzu :?rnmentol (2fflrry �IetaH us II lim ted to arts Z g fts Z uJeslgl ggdios or g�ujjgjes. Onsite sale Or rent9l OLQ J:�tzz�icalprod�!�'t to lhepy fi('� Wher Lyp!�� of 'etaH uses all not aHmed, wNess the base zone aloy1fs Ilt, Ql:hei- non InLilusive uses? Usei. thal: shouM Vbe Iliiurruiide.H to aill:ei-4l roads?l Use Coinditloins IIestaLflraiat/ / IlaHii' Ai owed suual.H gsii a IloL that..lusauats..a uniaU.s E sul !J11 011 f".. Meals o? ... coosks to scusu"sf,nuacs ccftsutH, airleui�f.„ road.( saualpaJ,la Ho.. Y H Y :Gnlacdo.Ilt ... It tusuuat/ suyglt...tusuuau.0 - uVllsuwed suual,H on a IloL that..lusauats..a csalleu;toi- road, oiii:: L yus(;,As�ua`uu s OL uan�gl yu uaniinor au !aJall road (I a !jlp,;ak ns County 1 1,igb Lgy alsifiic�ajasua)., urs�uuts �ra�uauuru a �rso laaa uus up.uruau"�° du�ut our..„ r-uauser... �� u.uu)u livaa as rr'ruuuuursy usMtF C,HusLsD... "t). yiisuiin...11aumi°ivaaiillH 11 Uses nusauaausitiity uaapp--11<.Ila2ll Fa iilfty [g- laasspls Ig lggEo, atrptaljuanent, iilavHpar, sau inall<H r tursys uus,russt 2hq-DJ raft..s uuuuu a°escucuLQL, 1.?2 9....�9 us atr,cusruvy smlrsy ..(H ausay( rso uuruuukL Pqc °, luanl HuslaacH cuauuruurruuuultt° kitchen') n') yrullru.su all.faaiil ty - IIV1ay g. paaiuu)' VaeHsaDd dig y.Egss llltrsuu ai'e r of the acilitH r�'yu`sla1gy asd'cscuuruuuuuc;a o uau °rs)cuHusu rrtt luy�u`tgggH. Ilai�iiiau ipai Ilaaiill iiiuy ai..:the liii-ne of pC I II as�ra�i:.ay Ha"�,goglioin, l .: (l acura tales,°u;ucuscuus:;, l�up,�s�ouH°� y.p"ts� cun� c�ueuuaa � p ?2M:: su.uVcja� to sicu��r pallaua i".yyiau and alall�;l.Ecsural.,. t H _ rte?-, lrs cuc -usu t„t crr,ussussac�,uusl uar)Hc , ffH„t�� , urft�`a"��s c��'.' ... acusuHrice venue bzq yuuH iu confer-lHma entltz). I),II ace of asseinibly - IIMay,.gs paaiuu)'„VaeHsaDd dig y.Egss llltrsru ai'e r of rllaH, H ..l / H .. )Ha,. ai�iiiau it foul Ilaaiillr hig «al..:)Iluus ji-n.e of I II pC sar i{,ay�Jes.. iIgti aln' Facility crc�ry ust aculalu`c...rasu`ut�°ur„( uuss�ru�„�yl at ccssnu°slu„ . 12E. rlrsy,...ycru*arr'E,rsuaru L u"c°crussnr;u'MI ttHyuur�QSs s. (l,auu,rtul bl s' su.uhc g� to site pallaoa u-gyiew and alap,irovallL ug(lylcruus...crr-sec°utluuc c°2r2yLa°,99LI,Q12, Mc:0uuurslty aausra°.L c22212222...b0u�...cuuuruMdYC!212tHrL) ffur`s...r`uuchid!2s t42ic l ucrtcr`rlcurH..cus!� ();acuuurWt s.usu M 129 LHHusa, l<ltclu °rs, �rLaEa€sH u t csr�yslusnl, d� H�„!Le s�Mt!�L af�(b2SJ. urrsnuss� lusr..usyc u,trsnasu, las.. l)ii'ivatsu oLflb/ Ilgdgg. Facility QI:9 rssnuryusn(utydvMe club au-rrr�ycuuu€tcurlon, rrruuss�lH snlW11 ont"°to a(ct)a suurcl tlueii-..ycuasrs..... (H uuuurlal °to r acyuuuul�cururursF t'.. cub, vet uusrst.: s�,.ru*u`c°�su... layst�°... unsay..,. uacu`usl a)... chit, lQbQi'uuniart:) y�,`Iaook q[hnu uly/s aa.,purt uu,mt, - IIV1 y g p ga]d Vbeygt„d rlra y.Egcs llygu area of the Y:S u"ac'crll uulsu°y..,sal,ucral._h2Lpr-ln)„uuur,t°aLsaaaus rur:H(K:..M. 2J'116 2 l Il a ll iiiuy al..:)Ilae liiuur:e of I II pC syei ay d!�Lyivation., duuc°uvu`on,. su.u[),ae L to site pallaua i,ysria nr and allallaEgygj, § 2:79, 'lit? � Principal ser ther4ed her special nermifi er y =�-rcc�-rm cr�aa� '�s':rc ria-cr"�c rro-rr�cc,�y�-sr✓ccrai-Pc�rrrrre-orris- The fG!19W;Rg 6ises are permitted ;R a Limited Historic Cernmercial Zone, b6it only UPGR receipt of a special permit for same from the Planning P—A i� --A--—i+k +ke procedures set forth i� +ki, k—+�p A. n one family dwelling to he errs pied by ne mere than• I'I\`r)One famil ear A g ahhoi ice 1-4rve rommi anifi i renfier B. M;)(ed use commerc;al and res;dential, provided the commerci-al use is a use that would C. Bed-and-breakfast.i D. Churches or other places of worship �rr�crr�—vr��—�r� r�r�F school and any inc+i+Utiorr of higher learning F.\/icifior center for+oi aricfic i— —cc-rrccrrvrcvwr�ccr /11 Retail foord cfiore/nrorenr t/31%Arts and crafts gallery/studio-.I it\ Photography 15\ d'lnaoc+or®/nharr (9) RooLctr+re or newsstand. /Q\ Antique sales and repair �Tr rr we(101 jewelry sales, design and rep-ir YT� r�c-r T r (I IrIIIAi icic-al inctn amen+ sales ancd repair. W. The following PeFSGRal sepx;Ge and office uses previded that the iRterier floor area is 4,909 square feet or lessl 11\ Bank or other financial institution. (2) Barbershop or beauty p@449-r-. 12\ Restaurant or coffee chop lit\ P"�fierer /�\ (lntiri>n IF\ Interior rdecorator (7) Repair shops where goods are repaired by hand Using hand teGIS GF Small scale el—JuipMeRt, k..+ vehicle repair rv-�r-ire®c ( Tailor or dressmaker,/rdecio per IQ\ Massage therapy. (II Ill Ricti are framinrs 1.Any ether lawful use, net otherwise specifically referred to in thi- +k�++kn DI—nin, I f;nrl, i, , article, -..y I I above and does not have greater adverse effec� e�H: § 270-142.6. Permitted accessory uses and structures. p NN l:is , N sN I" s s ' aP ..yg eirnenl's in the base zone, aap.� III Yp�",I II"iIllt�f".., «�Q`��"+m "".�"�u II�Q...II Q' «�tQ'Q., 7Q'II" c.1,ll„Il�ficPll��Q"..�ta�V� C�, cPV�Q I�Q Iv IIc; "I .�.,� nd fm r .�� `I� ��. an III K tnglrlgyo in addition te mr—c—pi ki iilrlinric, c+ri ir+,-res and uses autheri—A in A Commercial Zones, the following accessory buildings, structures and uses are PcIMi++rA r;-k+ in I ;—;+-A § 279 142.8. Additional special requirements also apply in the Limited Historic Commercial Zenre• a total of 690 square feet in size unless the let is three acres er larger, in which event the aggregate area ef-the accessory buildings may net exceed 2,090 square feet. rccT. § 270-142.7.Yard regHIatiGRS., 9llldin setbacks and Ilheigbl; 6C n ua fIIb„ i all I II ns 11,ay,ft�„il,l�ill�l�nul�lr allIfr,i,�� ll�ldl�l.: � � � � I�w.. �a�iln��a,la�nfu�uillrl�l��l��„Il�r the ��ca�l� II�.p �I�r „ 1�,nnrll:. structure UId h *l�ll Iv QuIW„�cdJ� �!Vd fn,� �� f11"l�nl� nE IIglyIlt 21gy h2 IIQ'Ii IQ' r �7cPII ,. .e. i. r f non Con roll, � g�j� g�' i o (V flrr�ll�ll�: bgllldin nniil:h a �.Ifdl��uil r i `�II � , I a a�lr I��, ....I wll�l II. .l�anl I�I��f;�nnranl.. Ingrla QL, [gl IIIIIU Q' fl om sedback I11ay IIng nJxl;;uG ]rjgnj, 4 ut cute adnfi.fi rI can't IInDe dln sec to tI Ie fi opt Iot. 1ine Lhan the in Limited Historic Commercial Zones, yards ef at least tk- A. Front yard: Net less than the avclr_ag�e A--+[, 1+1,— HGwever, the front Yard depth Shall not be less than 19 feet nor Reed it b-e gFe-ate.-+k,- 117- 4--+ B. Rear yard; Piet less than 19 fee+ irs de-th I— I r) --+"rem a side line which is Ret a street 1;ne. yal Accessory bH;lr4;RgS, in the aggregate, May occupy not mere than Q Side yards; NGRe recil with respect to buildings all on the Same let, but not less than 19 feet frem any of any required rear yard and, than a nara-e, shall be net less than three feet from any side — let line.Any accessory bl n rr,rnn4et Shall not he less than fide feet from the rear let line § 270-142.8.Additional special requirements. In addition to the additional special requirements in § 270-122, the following ar raitkN4a4 special requirements also apply in the Limited Historic Commercial Zone: , Blr grull.adons foii the oveiJl 7..gppl ..ilf oveiirl y giid...11base gone a'eggll��dons conrlii..�-t.,A. Where the requirements in +hi, article conflict A,iflk. requirements in other sections of this chapter, the requirements in this article shall prevail in their applicability to a Limited . . ...... ZO B. Building conversions, alterations, additions, reconstructions, repairs, signs, and other site elements shall be compatible with the historic and architectural character of the buildings or structures that have been designated or identified as having historic significance as outlined in § 270-142.3 of this article.This requirement shall apply to the exteriors of buildings, structures and site elements, not to their interiors. C,.... a' urki!2g ..include section L 2randards ?? 1 i.1 Appfr.c abdy:°o.. a'IT°corking lg cgticry? °€cr22 �' ( '2qc es '? a' grf blg s�jdoce n'wterials and W21:segrance yf,lllso, fOII" lipfllfur�rrur� : .ui��a�ui ui°��r.ui��uiu�„ a'te III' ��rt ireviu��v �� ilflll��ie III:)III��uin�rin�Giur��itg Illf11oaii(I foi ui°urg°) uil oica ioiiiiuis (:ot�.ui d be a� rr � r y ��f: mlll��.,� ,.��w�:��viriii of Illf:lll�u��r(��:.a Ilh,air�u��iiurritaii�llb�s�muiormr� urur�� ilf�°:�� Vim. �.r�ur°ur�� ur f: ��! ��r�.r�f ��iu��°:��ui uif'� llrui eseiiivatiioirii ��w��'a:iu °uriu�rmrlil�a��a�lil:ur°u� I ................ IR, Town of Its Facilities, 13 34 J Existing Town of Ithaca Existing City of Ithaca/1 • 89 Identified in the 2006 r Black Diamond Trail ........... ell ARR, X e ,/u, ........... U 79 R "'f/P Rill 366 ............. ta 3 Ime........./ (D p ........... 3 A t a V MOM, /10 Vv R i mn Wf 001 79 om)' 13A 96B 34 13 79 96 p Kin� ............. Rd E N DRAFT Map prepared by Town o 0 0.25 0.5 1 Miles from New York State Parks, Recr( County GIS; City of Ithaca GIS; w ........... 96B S., Department.